FREQUENTLY ASKED QUESTIONS
Yes, P J Cook Building offers in-house design services. Our skilled design team works closely with clients to create customized architectural plans tailored to their specific needs and preferences. By providing in-house design, we ensure a seamless process from concept to completion, maintaining high-quality standards and adherence to local regulations. Whether you’re looking for a custom home, granny flat, or duplex our in-house design services can bring your vision to life. For more information, please contact us.
At P J Cook Building, we offer a range of inbuilt wardrobe ideas to maximize your storage space and enhance your home’s aesthetic. Our designs include options for sliding doors, mirrored finishes, customizable shelving, and integrated lighting. Whether you need a simple, functional wardrobe or a luxurious, spacious closet, we can tailor our solutions to meet your needs. For more inspiration and detailed guides on inbuilt wardrobe designs, please visit our wardrobe design tips and advice blog or contact us.
Yes, P J Cook Building can build to your architectural plans. We collaborate closely with clients to ensure that their vision is realized precisely as intended. Our experienced team can work with existing architectural designs to bring your project to life, ensuring that all construction meets high-quality standards and local regulations. Whether it’s a custom home, granny flat, or duplex, we provide the expertise needed to execute your plans accurately. For more information on building to your architectural plans, please contact us.
Yes, P J Cook Building offers a variety of attached granny flat designs that integrate seamlessly with your existing home. These designs provide additional living space while maintaining the aesthetic and functional cohesion of your property. Our attached granny flats are ideal for accommodating family members, generating rental income, or creating a private guest suite. Each design is tailored to meet your specific needs and complies with all local building regulations. For more information about our attached granny flat designs, please contact us.
Yes, P J Cook Building offers a wide range of Australian granny flat designs that blend functionality and modern aesthetics. Our designs cater to various needs, including single-storey and two-storey layouts, ensuring comfortable and versatile living spaces. Each design incorporates sustainable features and meets Australian standards for quality and compliance. Whether you’re looking for a simple, cozy flat or a more expansive living area, our team can create a custom solution to suit your requirements. For more information about our Australian granny flat designs, please contact us.
Yes, P J Cook Building specializes in constructing two-storey granny flats. These designs provide additional living space and flexibility, making them ideal for accommodating extended family or generating rental income. Our team ensures that each two-storey granny flat is built to high standards, complying with all local building regulations. We work closely with clients to create custom designs that meet their specific needs and preferences. For more information about our two-storey granny flats, please contact us.
No, P J Cook Building does not build mobile or flat pack granny flats. Our focus is on constructing high-quality, custom-designed granny flats that are built on-site. This approach ensures the highest standards of durability and compliance with local building regulations. Each granny flat is tailored to meet our clients’ specific needs and preferences, providing a permanent and robust living solution. For more information about our granny flat construction services, please contact us.
Yes, P J Cook Building specializes in constructing eco-friendly granny flats. We incorporate sustainable building practices and materials to create energy-efficient and environmentally responsible living spaces. Features may include solar power systems, rainwater harvesting, high-performance insulation, and energy-efficient appliances. Our team is committed to reducing environmental impact while providing comfortable and modern living solutions. For more information about our eco-friendly granny flats and how we can customize them to your needs, please contact us.
Yes, P J Cook Building specializes in constructing self-contained granny flats. These fully functional living spaces include essential amenities such as a kitchen, bathroom, living area, and bedroom, making them ideal for extended family living, rental income, or guest accommodation. Our team ensures that each granny flat meets high-quality standards and complies with local regulations. For more information about our self-contained granny flats and how we can tailor them to your needs, please contact us.
Retention money is a portion of a contract payment withheld by the client until the construction project is completed to ensure that the contractor fulfills all obligations. Typically, a small percentage of each progress payment is retained, accumulating until the project’s completion. This money serves as a security measure, encouraging the contractor to complete the project satisfactorily and address any defects or outstanding work. Once all work is completed and approved, the retention money is released to the contractor. For more information, please contact us.
A progress payment is a partial payment made to a contractor during the construction process. These payments are scheduled at specific stages of the project, such as after completing the foundation, framing, or roofing. Progress payments ensure that the contractor has the necessary funds to continue work and purchase materials. They also help the client manage cash flow and monitor project progress. At P J Cook Building, we structure progress payments to align with project milestones, ensuring transparency and financial control for our clients. For more information, please contact us.
Section 94 Contributions, now known as Section 7.11 Contributions, are fees levied by local councils in New South Wales on developers to help fund the infrastructure and amenities required due to new development. These contributions go towards community facilities, roads, parks, and other public services to accommodate the increased demand from new developments. The amount is determined based on the development’s impact and the local council’s contributions plan. At P J Cook Building, we ensure compliance with all necessary contributions to facilitate smooth project progression. For more information, please contact us.
LSL, or Long Service Levy, is a charge imposed on building and construction projects in some Australian states, including New South Wales. The levy contributes to funding long service leave entitlements for workers in the construction industry. It is typically calculated as a percentage of the total project cost and is payable by the project owner or developer. At P J Cook Building, we ensure compliance with all relevant levies and regulations, including the Long Service Levy, to provide a smooth construction process. For more information, please contact us.
A Site Mud Map is a rough diagram used during the initial stages of a construction project. It provides a basic layout of the site, indicating key features and structures, boundaries, access points, and other essential elements. While not as detailed as formal architectural plans, a Site Mud Map is useful for preliminary discussions and planning, helping visualize the project layout. At P J Cook Building, we often use Site Mud Maps to facilitate early-stage planning and communication with clients. For more information, please contact us.
Practical Completion is a stage in the construction process where the building work is substantially complete and can be used for its intended purpose, even though minor defects or omissions may still need to be rectified. At this point, the project is handed over to the client, who can begin using the premises. A practical completion certificate is issued, and any outstanding work is typically detailed in a defect list to be addressed within an agreed timeframe. For more information, please contact us.
The Section 7.12 Levy, formerly known as Section 94A Levy, is a contribution imposed by local councils in New South Wales on development projects. The levy is used to fund public amenities and services, such as parks, community facilities, and infrastructure improvements. The amount is typically calculated as a percentage of the estimated cost of the development. At P J Cook Building, we ensure our clients are informed about and comply with all necessary levies and contributions required for their projects. For more information, please contact us
BAL 12.5 (Bushfire Attack Level 12.5) and BAL 19 are classifications used in Australia to measure the risk of ember attack and radiant heat exposure to buildings during a bushfire. BAL 12.5 indicates a low to moderate risk, while BAL 19 signifies a moderate risk. Each rating requires specific construction standards to enhance resistance to bushfire-related damage, including the use of non-combustible materials and specific construction methods. At P J Cook Building, we ensure all our projects in bushfire-prone areas comply with these requirements to safeguard homes and occupants. For more information, please contact us.
BASIX (Building Sustainability Index) is a New South Wales initiative designed to ensure homes are built to be more energy and water-efficient. It sets sustainability targets for energy and water usage and thermal comfort, which new residential buildings and significant renovations must meet. BASIX certification is required before a Development Application (DA) or Complying Development Certificate (CDC) can be issued. At P J Cook Building, we ensure that all our projects comply with BASIX requirements to promote sustainability and efficiency. For more information, please contact us.
A Building Certifier is a professional authorized to assess and approve building plans, ensuring they meet the requirements of the Building Code of Australia (BCA) and relevant local regulations. They play a crucial role in the construction process by issuing necessary certifications, such as Construction Certificates (CC) and Complying Development Certificates (CDC). Building Certifiers conduct inspections throughout the construction phase to verify compliance with approved plans and standards. At P J Cook Building, we work closely with qualified Building Certifiers to ensure all projects meet legal and safety standards. For more information, please contact us.
A Complying Development Certificate (CDC) is an approval that combines both planning and construction consent for straightforward residential, commercial, and industrial developments in New South Wales. Issued by a registered certifier or local council, a CDC confirms that the proposed development complies with specific standards and criteria outlined in the State Environmental Planning Policy (SEPP). Obtaining a CDC can streamline the approval process, allowing construction to commence more quickly. At P J Cook Building, we assist our clients in obtaining the necessary CDC for their projects. For more information, please contact us.
A Construction Certificate (CC) is an essential document issued by a registered certifier or local council in New South Wales. It confirms that the construction plans and specifications comply with the Building Code of Australia (BCA) and relevant local regulations. The CC must be obtained before any building work can commence. It ensures that all construction standards are met, safeguarding the quality and safety of the project. At P J Cook Building, we assist our clients in obtaining the necessary Construction Certificate for a smooth start to their construction projects. For more information, please contact us.
A Development Approval (DA) is a formal consent granted by local councils or planning authorities, allowing specific construction or development projects to proceed. This approval ensures that proposed developments comply with local planning controls and environmental regulations. The process involves submitting detailed plans and documentation for assessment, including the project’s impact on the surrounding area. At P J Cook Building, we guide our clients through the Development Approval process, ensuring all requirements are met for a smooth and compliant project commencement. For more information, please contact us.
A Section 96 Amendment, now referred to as a “Modification of Consent,” is a process in New South Wales that allows for changes to an existing development consent. This amendment can be used to correct minor errors, make minimal environmental impact changes, or modify conditions of consent. The process involves submitting an application detailing the proposed modifications and their justifications. At P J Cook Building, we can assist you with the Section 96 Amendment process to ensure your project remains compliant and on track. For more information, please contact us.
The Master Builders Association (MBA) is a prominent industry association in Australia that represents and supports the building and construction sector. The MBA provides members with a range of services, including training, legal advice, industry updates, and advocacy. Membership with the MBA ensures builders and contractors adhere to high standards of professionalism, quality, and compliance with industry regulations. At P J Cook Building, we are proud members of the MBA, demonstrating our commitment to excellence and continuous improvement. For more information, please contact us.
The Home Building Compensation Fund (HBCF), formerly known as Home Warranty Insurance, is a mandatory insurance scheme in New South Wales that protects homeowners in the event their builder cannot complete the building work or rectify defects due to insolvency, death, disappearance, or license suspension. This insurance provides financial compensation to homeowners, ensuring their investments are safeguarded. At P J Cook Building, we ensure compliance with all HBCF requirements to provide our clients with peace of mind. For more details, please contact us.
A BC4 is a type of building contract used in residential construction projects. It outlines the terms and conditions between the builder and the client, including project specifications, timelines, costs, and responsibilities of each party. The BC4 contract ensures that both the client and the builder have a clear understanding of the project’s scope and expectations, helping to prevent misunderstandings and disputes. For more detailed information about BC4 contracts and how they apply to your project, please contact us.
Staying updated on the latest trends in home building and design can significantly enhance the appeal and functionality of your property. Current trends include kitchen designs, integrating smart home technology for increased convenience and security, using sustainable and eco-friendly building materials to reduce environmental impact, and adopting open floor plans for spacious living environments. There’s also a growing preference for minimalist designs with clean lines and neutral color palettes. Outdoor living spaces and multi-functional rooms are becoming increasingly popular, offering versatility and maximizing available space.
At P J Cook Building, we stay ahead of these trends to provide innovative solutions tailored to your needs. For more detailed information on the latest trends and how P J Cook Building can incorporate them into your project, please contact us.
P J Cook Building offers construction services across a wide range of Newcastle suburbs, including but not limited to Newcastle, Merewether, Hamilton, Charlestown, Belmont, Wallsend, and New Lambton. We specialize in custom home builds, duplexes, and granny flats, ensuring compliance with local regulations and high-quality standards. Our expertise extends to various other suburbs in the Newcastle area, providing tailored construction solutions to meet diverse client needs. For a comprehensive list and more detailed information, please contact us.
P J Cook Building offers construction services across a wide range of Central Coast suburbs, including but not limited to Gosford, Terrigal, Woy Woy, Erina, The Entrance, Wyong, Avoca Beach, and Umina Beach. We specialize in custom home builds, duplex and granny flats, ensuring compliance with local regulations and high-quality standards. Our expertise extends to various other suburbs in the Central Coast area, providing tailored construction solutions to meet diverse client needs. For a comprehensive list and more detailed information, please contact us.
Granny flats offer numerous advantages, including additional living space for family members, potential rental income, and increased property value. They can serve as flexible housing for elderly parents, young adults, or guests. Moreover, granny flats can provide tax benefits through property depreciation. This can lead to significant savings by allowing you to claim deductions on your tax return. Investing in a granny flat enhances the overall appeal and functionality of your property, making it a smart financial decision.
Yes, we provide comprehensive guides for building granny flats in Newcastle, the Hunter and Lake Mcquarrie and the Central Coast. These guides offer essential information and step-by-step instructions to help you navigate the design and construction process effectively.
In short, no. If a builder, architect or drafting company has drawn up a floor plan for your new home, the designs are under their copyright. Copyright in the designs includes design ideas and concepts provided to you and by you, as well as the final set of drawings. You cannot take plans from one builder to another.
Taking copyright designs to another company for quoting/building is illegal in Australia and may result in legal action and payment of damages to the copyright owner. It will also result in your construction being halted. Having your design re-drawn by another company, architect or drafting company does not protect you from legal action.
Yes, we can build from BAL 12.5 or low-risk areas through to bush fire flame zones.
Yes, P J Cook Building has comprehensive experience building in flood-affected areas. Our Granny Flat, Home, Dual Occupancy and Duplex designs can be amended to suit flood-prone areas.
We will use suitable building materials and consider the foundation and flood clearance levels.
No, you are not limited to choosing from our standard range of designs. Our design team can customize any of our standard home, granny flat and duplex designs to meet your specific requirements and budget. Alternatively, you can explore our extensive range of standard house designs. At P J Cook Building, we aim to provide flexible design options to ensure your project perfectly fits your needs and preferences. For more information on customizing your design, please contact us.
P J Cook builds new homes, granny flats and developments in Newcastle, Central Coast, Hunter Valley, Lake Macquarie and Port Stephens regions.
The general requirements for a suitable block to build a granny flat are:
- Maximum floor area 60m2
- Blocks 450m2 or greater
- Land zoned residential
- 3m rear set back from property boundary (for blocks 900m2 & under)
Read our guides on Central Coast Granny Flats and Newcastle Granny Flats.
No! The government is encouraging the construction of granny flats in most areas via Complying Development Applications.
Under Complying Development, approvals can be obtained as quickly as ten working days (if your property meets the criteria for Complying Development).
If your property is unsuitable for Complying Development then a Development Application can be lodged with your local council.
In most cases, yes. However, purchasing an up-to-date Section 149 (versions 2 & 5) Planning Certificate from your local council is best. This will confirm whether or not there are any specific restrictions on your block that may prevent you from building a granny flat.
P J Cook Building can also happily arrange for a Section 149 (versions 2 & 5) on your behalf for a fee of only $133.
No, there are no fees for the first site inspection. Call P J Cook Building to arrange a time, and we will meet you on-site to examine your block’s suitability and complete a site measure of your chosen design, all free of charge. During the inspection, we will discuss:
- Which of our standard designs best suits your site
- Your lifestyle requirements
- Your wish list
- Budget and feasibility
- Land and slope
- Solar orientation
- Views
- Privacy
- Site restrictions
A comprehensive site inspection allows us to understand your block before providing a detailed tender. We also offer remote site assessments if necessary; however, our preference is to meet on-site in person. This ensures we fully understand your block, and you know who you are dealing with before entering into any agreements. For more information, please contact us.
No. Our design team can customise one of our standard designs to suit your own personal requirements and budget.
Alternatively, you can choose from our large range of standard, 1-bedroom, 2-bedroom designs and 3-bedroom designs. We have a large variety of designs, so you are destined to find a suitable design that works for you, your budget & your backyard. If you cant find a design let us design one for you.
All of our granny flats, new homes, duplexes, and dual occupancy projects are built on-site. We do not build kit or transportable homes. By constructing on-site, we ensure that each project meets the highest quality standards and complies with local regulations. This method allows us to deliver durable and customized solutions tailored to our clients’ needs. For more information on our building process and services, please contact us.
As a guide, once the slab is poured onsite, the construction process for a single-storey granny flat can take 15-18 weeks to complete. See our guides to building a Granny Flat on the Central Coast, Newcastle, Lake Macquarie and Hunter Region.
Yes, we provide separate water and electricity meters for our builds. This ensures accurate billing and management of utilities for each dwelling unit. For specific details on these inclusions, please refer to your BC4 contract. Separate meters can help in monitoring usage, reducing disputes, and enhancing property value by offering independent utility management for tenants or family members. This feature is especially beneficial for investment properties and multi-occupancy homes.
Yes. Providing the laneway to your property is at least 3m wide, and the dimensions of your lot (excluding the area for the laneway) are at least 12m x 12m. Please contact our team to discuss.
If your block and granny flat design meet the relevant criteria outlined in the State Environmental Planning Policy (SEPP), a private certifier can approve the plans on behalf of the Council within just 10 working days of lodgement. This streamlined process allows for faster approvals compared to traditional development applications, making it easier and quicker to start your building project. At P J Cook Building, we ensure that our designs can comply with these criteria, facilitating a smooth and efficient approval process for our clients. For more information, please contact us.
The maximum size of a granny flat is 60 square metres, excluding carports, patio, alfresco areas, etc. Check out our Granny Flat Designs for more information.
Yes. Most granny flats and homes are built on a slab on the ground. However, if your block is in a flood-affected area or your land contours are slopey, we may suggest building on piers. This decision is dependent on your site conditions.
Yes, you can select brick veneer for your granny flat. Please note that brick veneer comes with an additional cost. Additionally, choosing brick veneer will reduce the interior floor space by approximately 3-4 square meters, as the overall area is measured from the outside of the building. For more details on the implications and benefits of using brick veneer, please contact us.
No. The P J Cook Building team handle the entire process from design to handover.
No, but ideally, you could send us the following documents so that we can confidently provide you with the correct information & design ideas.
- An up-to-date Section 149 planning certificate [versions 2 & 5] or the full copy of the purchase of sale & any other relevant information.
- Contour survey to AHD level.
- Any council existing sewer diagrams or any other relevant information.
For granny flats, once preliminary contracts are signed, our experienced team can commence on-site construction within 6-8 weeks, provided complying development approvals are in place. This timeline allows for necessary preparations and ensures that all legal and regulatory requirements are met. At P J Cook Building, we prioritize efficient project management to get your granny flat construction started as soon as possible. For more detailed information and personalized timelines, please contact us.
Yes. We have a large range of external 3D facades & materials to choose from.
All appliances come with a manufacturer’s 24-month warranty. There is a 6-year structural warranty following our maintenance period, which is 13 weeks/upon practical completion. Bathroom and laundry items come with a Reece Plumbing manufacturer 12-month warranty, and the Hot Water System comes with a Reece Plumbing manufacturer 10-year warranty.
